A report going to council June 9 calls for First Shaughnessy to be named the city’s first Heritage Conservation District, which could dramatically change development in the historic neighbourhood.

“For the very first time, we can say no to demolition,” said Brian Jackson, Vancouver’s general manager of planning and development.

“Before, the First Shaughnessy official development plan would require the applicant to go through a number of significant steps … but eventually the owner or developer could tear the house down.

“Now we can say no under the Heritage Conservation District. We can also say no without having to worry about financially compensating the owner for any perceived loss of value.”

Jackson said the proposal would use a “carrot and stick” approach to preserving character homes.

“The stick is we can say no,” he said. “The carrot is we are going to be able to (offer) bonus density (in) the retention scheme in such a way that it’s going to be more financially advantageous for them to save the house than tear it down.”

The bonuses will vary depending on the site.

“We divided First Shaughnessy into small, medium and large size lots,” said Jackson.

“With the small lots you get increased density. With the medium sized lots you get increased density and the ability to build coach houses, which you currently don’t have.

“And (on) the large lots, which is around 40 per cent of the lots in First Shaughnessy, you can develop a coach house, or you can divide the house into stratified units.”

This is similar to the approach taken in the Rockland area in Victoria, which has preserved most of its heritage buildings.

“It’s the first time we’ve had a Heritage Conservation District in the city of Vancouver, but it is a tool that has been used by other cities,” said Jackson.

“There are a total of 70 Heritage Conservation Districts throughout British Columbia.”

If the report is passed by council, the proposals will go to public meetings in July.

First Shaughnessy was developed as an elite residential district by the Canadian Pacific Railway, beginning in 1907. It stretches from 16th Avenue to King Edward, and from Oak to East Boulevard.

It contains many of Vancouver’s largest and most beautiful mansions, but many have come down during the current property boom. According to figures from the city, demolition permits were issued for 202 buildings in Shaughnessy between 2005 and 2014.

Jackson said other areas may also become Heritage Conservation Districts, but Shaughnessy was rolled out first because of the high number of demolitions.

“We chose them first because there was a significant percentage of houses in First Shaughnessy that the owners wanted to demolish,” he said.

“It was one of the areas that, in terms of pure percentages, was the most in jeopardy. We also have a number of areas of the city — particularly Kitsilano, Dunbar, and Grandview-Woodland — which are also in jeopardy because of the high percentage of pre-1940s houses.”

Alarmed at the number of demolitions of character homes in Vancouver, council adopted its Heritage Action Plan in 2014. Consultant Don Luxton has been working with city staff on the plan, which will include an update of the city’s list of heritage buildings and strategies for saving old buildings in different neighbourhoods.

Heritage building supporter Caroline Adderson has drawn attention to the loss of character homes with her Facebook page Vancouver Vanishes, which documents houses that have been torn down.

She was encouraged to hear about the plan for a Heritage Conservation District.

“That’s wonderful,” she said. “They had to do something. What city lets its heritage mansion district be bulldozed? It’s just a disgrace. This is fabulous.”

Heritage expert John Atkin cautions that some Shaughnessy residents may not like the recommendations. A few years ago, the city proposed a density transfer and infill program to save old mansions, but “the neighbourhood went ape and killed it.”

Atkin said the idea of a Heritage Conservation District was floated back in 1986, but never acted on. He hopes this time it will stick, and save what remains of Vancouver’s toniest neighbourhood.

“There are enough original homes in Shaughnessy that still give a sense of the character of the area,” he said. “It gives us a good chance of leaving a legacy way down the road.”

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